872 5th Ave N · Clinton, IA 52732

$136,500

3 bd · 2.0 ba · 1,774 sqft · SingleFamily public records · 47 Days on market

Built 1969 8,276 sqft lot Est $215k · 36% under

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.9/10.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom home located on a quiet street. Nice size living room. Eat-in kitchen has a newer dishwasher. All appliances stay. Full bath on the main floor. Door on hallway leads to the fenced area of the back yard. 3 raised gardening beds (4x8). Lower level walkout is getting new carpeting. 3/4 bath also in the lower level. Newer roof on the home. 2 car attached garage. AHS Home Warranty.

Key facts

• Front deck
• 8,276 sq ft lot
• 2 garage spots

Tags

• PARTIALLY FENCED BACKYARD
• FRONT DECK

Property features AI

Exterior

• Parking: Attached garage with guest parking (2 parking spaces, 2 garage spaces total)
• Utilities: Public water; Public sewer; 100 amp electric service
• Home design: Detached single-family home; Fee simple ownership
• Construction: Built 51–60 years ago; Vinyl siding and frame construction; Concrete perimeter foundation
• Exterior features: Level lot; Lot dimensions approximately 60 x 138

Interior

• Bedrooms: 3 bedrooms (space for a 4th bedroom possible)
• Bathrooms: 2 full bathrooms; Basement bathroom present
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Partially finished walk-out basement with egress window; Radon mitigation system; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $136k).
• Recommended offer: $132k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 6.7% in Clinton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 75/100 on livability (#222 in IA, #4,192 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, crime D, employment D.
• Clinton Community School District (town): math 52% / reading 56% proficiency, ranked #273 of 289 in IA (top 94%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Whittier Elementary School (math 82% / reading 77%, grade A, #71 of 616 statewide, top 15%, 354 students, 41% FRL); Clinton Middle School (math 49% / reading 53%, grade C, #210 of 246 statewide, top 87%, 749 students, 59% FRL); Clinton High School (math 43% / reading 57%, grade D+, #313 of 336 statewide, top 93%, 981 students, 49% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: 246 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 116 units permitted in Clinton County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $944 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Clinton County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 13y ago; this cycle's ask is 77% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $132,405 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.09% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $214,654
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1146 6th Ave N	0.38mi	3/2.5	1,649 (-7%)	5mo	$180,000	$109	64
501 Woodland Dr	0.65mi	3/2.0	1,707 (-4%)	0mo	$217,000	$127	63
210 N 5th St	0.53mi	4/1.5 (+1)	1,840 (+4%)	5mo	$50,000	$27	58
1215 N 2nd Ave	0.51mi	3/2.5	1,715 (-3%)	17mo	$258,000	$150	55
1024 10th Ave N	0.45mi	3/3.0	1,532 (-14%)	4mo	$220,000	$144	49
230 Myra Pl	0.70mi	3/2.0	1,559 (-12%)	2mo	$90,000	$58	46
1206 10th Ave N	0.56mi	3/1.0	1,532 (-14%)	3mo	$184,900	$121	44
1128 Bobetta Ct	0.37mi	2/2.0 (-1)	1,556 (-12%)	17mo	$212,000	$136	43
414 N 3rd Ave Ave	0.63mi	3/1.5	1,527 (-14%)	4mo	$85,000	$56	42
742 7th Ave S	0.75mi	2/1.0 (-1)	1,676 (-6%)	6mo	$85,000	$51	42
256 Thorwaldsen Pl	0.69mi	3/1.5	1,582 (-11%)	11mo	$210,000	$133	39
1106 Jefferies Dr	0.51mi	4/1.5 (+1)	1,544 (-13%)	17mo	$165,000	$107	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-5,374
• Equity at exit: $20,353

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $16,901
• Equity at exit: $11,802

Cash invested: $38,220 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Iowa: 83 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; mostly landlord-friendly statewide.

Methodology + full state rankings →

ZIP-level market 52732

• Home prices YoY: -34.9%
• Active inventory: 246
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,494 medium
• Mortgage (P&I): −$716
• Tax from tax record: −$145 /mo · $1,736/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $263

Break-even live

Break-even rent $1,161

Max offer price $136,500

Occupancy floor 77%

Sensitivity live

Price	-10% $340	-5% $301	+0% $263	+5% $224	+10% $186
Rent	-10% $145	-5% $204	+0% $263	+5% $322	+10% $381
Rate	-1.0pp $332	-0.5pp $298	base $263	+0.5pp $227	+1.0pp $191

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $34,125
• Closing costs: $4,095
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1002 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	45d	1	1.22mi
1004 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	45d	1	1.22mi
1006 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	45d	1	1.23mi
1008 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	45d	1	1.23mi

Listing history 26 events

1. 2026-05-22
   status Active
2. 2026-02-03
   status Pending
3. 2026-01-15
   status Active
4. 2026-01-14
   historical
5. 2026-01-08
   status Active
6. 2026-01-06
   historical
7. 2026-01-06
   historical
8. 2026-01-06
   price $136,500
9. 2026-01-06
   status Active
10. 2026-01-05
    historical
11. 2026-01-02
    status Active
12. 2026-01-02
    historical
13. 2025-12-03
    price
14. 2025-11-20
    price
15. 2025-10-27
    listed Active
16. 2025-10-24
    historical
17. 2023-10-09
    soldstatus $123,000
18. 2016-11-01
    soldstatus $75,000
19. 2016-10-31
    soldstatus $75,000 389-char remark

    Show marketing remark (389 chars)

    3 bedroom home located on a quiet street. Nice size living room. Eat-in kitchen has a newer dishwasher. All appliances stay. Full bath on the main floor. Door on hallway leads to the fenced area of the back yard. 3 raised gardening beds (4x8). Lower level walkout is getting new carpeting. 3/4 bath also in the lower level. Newer roof on the home. 2 car attached garage. AHS Home Warranty.

20. 2016-10-31
    soldstatus $75,000 389-char remark

    Show marketing remark (389 chars)

    3 bedroom home located on a quiet street. Nice size living room. Eat-in kitchen has a newer dishwasher. All appliances stay. Full bath on the main floor. Door on hallway leads to the fenced area of the back yard. 3 raised gardening beds (4x8). Lower level walkout is getting new carpeting. 3/4 bath also in the lower level. Newer roof on the home. 2 car attached garage. AHS Home Warranty.

21. 2016-05-31
    listed $77,000 389-char remark

    Show marketing remark (389 chars)

    3 bedroom home located on a quiet street. Nice size living room. Eat-in kitchen has a newer dishwasher. All appliances stay. Full bath on the main floor. Door on hallway leads to the fenced area of the back yard. 3 raised gardening beds (4x8). Lower level walkout is getting new carpeting. 3/4 bath also in the lower level. Newer roof on the home. 2 car attached garage. AHS Home Warranty.

22. 2016-05-31
    listed $77,000 389-char remark

    Show marketing remark (389 chars)

    3 bedroom home located on a quiet street. Nice size living room. Eat-in kitchen has a newer dishwasher. All appliances stay. Full bath on the main floor. Door on hallway leads to the fenced area of the back yard. 3 raised gardening beds (4x8). Lower level walkout is getting new carpeting. 3/4 bath also in the lower level. Newer roof on the home. 2 car attached garage. AHS Home Warranty.

23. 2013-10-04
    soldstatus $82,500
24. 2013-10-04
    soldstatus $82,500
25. 2013-06-23
    listed $86,500
26. 2013-06-23
    listed $86,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IA · Partial reset (capped growth)

• Current annual tax: $1,736 · $145/mo
• Projected year-2 tax: $1,940 · $162/mo
• Expected delta: +$204/yr (+$17/mo · 11.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,927
• − Mortgage interest: −$7,646
• − Property taxes: −$1,736
• − Insurance: −$682
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − Depreciation: −$3,971
• Taxable income: $1,023
• Est. tax owed @ 24.0%: −$245
• After-tax cash flow: $2,908/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Clinton Community School District
• NCES district ID: 1907710
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 56% ▼ -8.00%
• Median HH income: $40,900
• Composite: 45.22/100
• National rank: #2666
• State rank: #273 of 289 in IA

Livability — Clinton

• Score: 75/100
• State rank: #222
• US rank: #4192

Category grades

Amenities C- Commute F Cost of living A+ Crime D Employment D Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, IA
• County: Clinton County · 25,880 people
• City population: 25,880
• Metro: Clinton, IA
• Population (ZIP): 25,880
• Household income: $61,105
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 889.0

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 44,817 people
• By 2030: 43,090 · -3.9%
• By 2040: 39,513 · -11.8%
• By 2050: 36,209 · -19.2%
• By 2075: 31,888 · -28.8%
• By 2100: 30,382 · -32.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 5% Black 4%
• Common ancestry: Iranian 4% Portuguese 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Clinton

• 2024 margin: R (+18.9) · D 39.8% · R 58.6% · Other 1.6%
• 2008→2024 swing: -41.9pp toward R · 2008: 23.0pp · 2024: -18.9pp
• All cycles: 2024: R+18.9 2020: R+10.3 2016: R+5.1 2012: D+22.9 2008: D+23.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.23%
• Current HPI: 155.3426
• Rent YoY: —
• Metro: Clinton, IA
• State GDP YoY: ▲ 2.48%
• F500 in state: 4

Industry mix (Fortune 500 HQ in IA)

Industry	F500 HQs	Revenue
▸Financial Services	1	$16B
▸Retail / Convenience	1	$15B

Price history

+57.8% since first listed

26 events — show timeline

• 2026-05-22 Relisted — MRED as Distributed by MLS Grid
• 2026-02-03 Pending — MRED as Distributed by MLS Grid
• 2026-01-15 Relisted — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-06 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-06 Price Changed $136,500 MRED as Distributed by MLS Grid
• 2026-01-06 Relisted — MRED as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-02 Relisted — MRED as Distributed by MLS Grid
• 2026-01-02 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-03 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-11-20 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-10-27 Listed — RMLSA as Distributed by MLS Grid
• 2025-10-24 Coming Soon — RMLSA as Distributed by MLS Grid
• 2023-10-09 Sold (Public Records) $123,000 Public Records
• 2016-11-01 Sold (Public Records) $75,000 Public Records
• 2016-10-31 Sold (MLS) $75,000 RMLSA as Distributed by MLS Grid
• 2016-10-31 Sold (MLS) $75,000 MRED as Distributed by MLS Grid
• 2016-05-31 Listed $77,000 RMLSA as Distributed by MLS Grid
• 2016-05-31 Listed $77,000 MRED as Distributed by MLS Grid
• 2013-10-04 Sold (MLS) $82,500 MRED as Distributed by MLS Grid
• 2013-10-04 Sold (MLS) $82,500 RMLSA as Distributed by MLS Grid
• 2013-06-23 Listed $86,500 MRED as Distributed by MLS Grid
• 2013-06-23 Listed $86,500 RMLSA as Distributed by MLS Grid

Property tax history

-0.0%/yr

Latest (2025): $1,736 · -8.6% YoY. Source: county tax records.